Agenda - 09-02-1997 - 9e - Laserfiche WebLink

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3 IMPACTS AND ISSUES STONEY CREEK SUBDIVISION, PHASE III Prepared by Orange County Planning Department August 20, 1997 STONEY CREEK BASIN SMALL AREA PLAN The property is located within the Lower Intensity Development Area of the Stoney Creek Basin Small Area Plan. The lower intensity development area is described in the Plan as an area which"best typifies the area's remaining rural character and is proposed to have the lowest average development densities in the future." A Stoney Creek Basin (SCB) Overlay District applies to the Plan area. Permitted density is the same as that allowed in the underlying zoning district, which is R-1 for all phases of University Manor. Within the SCB Overlay District, some variations of the flexible development regulations apply. The variations, specified in Article 6.30.4 of the Zoning Ordinance, involve the calculation of open space, the number and location of bonus units, and the use of the village option. Whether or, not the subdivider builds a conventional subdivision or a flexible development remains optional. Since the University Manor Concept Plan was approved before adoption of flexible development regulations, compliance with Article 6.30 is not required. The open space proposed for all phases of University Manor totals 197 acres, or 33.1% of the project area. By comparison, Flexible Development regulations as applied in the SCB lower intensity development area, would require 33% open space, but area used for active recreation would not be included in the calculations. If the park site, which is to be dedicated to Orange County, were eliminated from the project area calculation, then the open space area would encompass 30% of the project area. WATERSHED PROTECTION Phase III is located in the Lower Eno Protected Watershed. An impervious surface limit of 36% is applicable. Stream buffers are required along Stoney Creek and along a tributary flowing along the eastern property line, as shown on the Preliminary Plan. DRAINAGE EASEMENTS The Preliminary Plan indicates easements affecting lots 2,3,16, 37, 38, 39, 40, 42, 53 and 55. The Resolution of Approval requires that the drainage easements be 30 feet in width. Additional drainage easements may be required following review and approval of the Erosion Control Plan. WASTEWATER DISPOSAL Individual on-site septic systems are proposed. Environmental Health has indicated that each of the proposed lots contains soils suitable for septic disposal.